It has come to my attention via my lender that my Lampton solicitor is not on the bank Solicitor panel. What can I do to be certain if this is indeed the case?
You need to call your Lampton conveyancer. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they may be able to suggest a Lampton conveyancing firm that is on the approved list of lawyers for your mortgage company.
My husband and I are refinancing our penthouse in Lampton with Nottingham. We have a son 18 who lives with us. Our solicitor requested us to identify any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is forfeited by the lender. I have a couple of questions (1) Is this document specific to the Nottingham conveyancing panel as he never had to sign this form when we remortgaged 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Nottingham conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Nottingham. This is solely used to protect Nottingham if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Nottingham had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Will my conveyancer be raising enquiries concerning flooding as part of the conveyancing in Lampton.
The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Lampton. There are those who purchase a property in Lampton, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, but there are a various checks that can be carried out by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Lampton. The conventional set of completed inquiry forms supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to discover if the property has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the vendor, then a buyer may bring a legal claim for losses stemming from an incorrect answer. The purchaser’s solicitors will also commission an environmental search. This should indicate if there is a recorded flood risk. If so, additional investigations should be initiated.
Given that I will soon spend £400,000 on a house in Lampton I would like to have a conversation with the conveyancer concerning thehome move ahead of appointing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor due to be conducting your conveyancing in Lampton.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter reference. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Lampton should be the figure that you are charged.
I need to appoint a conveyancing solicitor for leasehold conveyancing in Lampton. I happened to discover a web site which appears to be the ideal answer If there is a chance to get all the legals completed via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I have just started marketing my basement apartment in Lampton. Conveyancing is yet to be initiated, however I have recently had a half-yearly service charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should discharge the invoice as you normally would as all rents and maintenance invoices will be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I am the proprietor of a second floor flat in Lampton. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?
Most definitely. We can put you in touch with a Lampton conveyancing firm who can help.
An example of a Lease Extension case for a Lampton property is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case related to 1 flat. The unexpired term as at the valuation date was 60.45 years.